St. George Real Estate

10/12/2026

Same house, same 2,000 kWh in a summer month: $216.61 on St. George City power, $181.04 on Dixie Power. That is $35.57 a month before tax, and it comes down to which side of the Virgin River the house sits on.

The city's own utility page says it plainly. South of the river, in Bloomington, Bloomington Hills and Little Valley, your electricity comes from Dixie Power and the city only handles water, sewer and garbage. North of the river it is St. George City.

Small users see almost no difference. Below about 856 kWh in summer the city is a couple of dollars cheaper, but from October through May Dixie wins above about 298 kWh, so most occupied homes pay less there.

One new thing on St. George bills this month: a power cost adjustment that resets monthly. October's is a credit of about half a cent per kWh, roughly $10 on a 2,000 kWh bill. It can be a charge next month.

If you are looking at a house and want help reading the power bills before you make an offer, call me at 435-200-5508.

The full write-up with every source is linked on our page.

10/08/2026

People move here worried the traffic will ruin it, then find out the whole county is about 17 miles wide. I pulled UDOT's 2024 counts for I-15, SR-9 and Bluff Street this week. The busiest road we have is I-15 between the St. George Boulevard and Green Springs exits, 72,000 vehicles a day. St. George Boulevard between 1000 East and the freeway does 58,000 across less than a fifth of a mile. Go north on SR-18 past Snow Canyon Parkway and it drops to 8,000. Full breakdown, with real milepost distances between towns and the two intersections the county itself calls bottlenecks, is in the Links section of this page. Call 435-200-5508.

10/05/2026

The September numbers for Washington County are in, and the headline is not the one a first look gives you. The median sale price was $499,990, within about a thousand dollars of last year, and 319 homes closed against 322, even though the count on the night the month ended showed only 298. The bigger story is rates: the Fed raised its target by a quarter point on September 16 and Freddie Mac's 30-year average hit 7.28 percent on October 1, which adds about $153 a month on a $400,000 loan. The full report, with prices by band and by city, is the newest post on my website, linked in the Links section of this Page. Call or text me at 435-200-5508 if you want the numbers for your own street.

10/01/2026

Little Valley is the one part of St. George where you can still keep horses inside the city limits, and it is also where buyers run into the most surprises after closing. I pulled the actual city code this morning: the minimum lot sizes in each zone, how many animals the code allows and the barn setback that usually decides the question, plus the airport vicinity rules that nobody mentions until the title work shows up. The school structure catches out-of-state families too, since Washington County runs four grade levels instead of three. If you are looking at something out there, read this before you write an offer.

Little Valley, St. George: what the city code allows on these lots, how many animals, which schools serve it, HOAs by plat, and the airport rule to check.

09/28/2026

The Utah Insurance Department ran something close to a controlled experiment last year, and the result should change how you shop for homeowners insurance around here.

They took one hypothetical $450,000 house in Hurricane, right here in Washington County, and had the state's twenty largest home insurers price the identical policy on it. Same age, same fire protection class, same coverage, same $1,000 deductible. Fifteen of them quoted it. The cheapest came back at $671 a year. The most expensive came back at $4,392.75. The middle quote was $1,417.46.

Nothing about the house changed between those numbers. The whole spread is underwriting appetite. Which means if you take the first quote your lender's preferred agent hands you, there is a real chance you are carrying two or three thousand dollars a year you did not have to.

Here is the part almost nobody in town knows. Flood is never included in a standard homeowners policy, and St. George holds a Community Rating System Class 6 rating, the best in the state of Utah. That discounts flood premiums 20 percent inside the mapped flood area and 10 percent outside it. Of the sixteen Washington County communities in the National Flood Insurance Program, St. George is the only one that earns any flood discount at all.

Two more worth knowing. Utah wildfire insurance law changed on January 1, so an insurer now has to use the state's official wildfire map and put its reasons in writing if it drops you over wildfire risk. And your policy is priced on what it costs to rebuild, not on what you paid, because the lot cannot burn down.

So pull three quotes instead of one, insure to rebuild cost instead of purchase price, and check the flood map for the actual address rather than the subdivision.

If you are weighing a specific house and want to know what its flood zone, its age and its distance from a fire station are going to do to the number, call or text me at 435-200-5508

The full write-up with every source behind these figures is linked on our page.

09/24/2026

Every drop of culinary water in Washington County comes out of one watershed, and the district that manages it says on its own website that the source is close to fully developed. That single fact explains the impact fees, the landscaping rules and the metering deadlines that show up the moment you build here. I also wanted to pin down what actually happened to the Lake Powell Pipeline, because the district's own language on it is more specific than what people repeat. The new post has the reservoir capacities, the statute that lets a city refuse your plat without a water signature, and the water fee that comes due at building permit.

Washington County, Utah draws about 50,000 acre feet of potable water a year from one watershed. What the reservoirs hold, and how it gates new building.

09/21/2026

People ask me this every week, so I finally sat down and ran it with real numbers instead of a slogan. Renting a three-bedroom house in St. George runs about $2,000 a month right now, while owning the $520,000 median home with 20 percent down at last Thursday's 6.95 percent average runs $3,062 a month before you fix anything, and about $3,495 once you set aside for maintenance. Renting is cheaper on cash flow by a wide margin, and how long it takes a buyer to catch up depends almost entirely on appreciation, which nobody can promise you. Every figure has a source and a date, and every assumption in the model is written out so you can argue with it.

A St. George house rents for about $2,000 a month. Owning the $520,000 median at 6.95% costs $3,062 before repairs. When buying still wins, with sources.

09/18/2026

📉Price drop on 351 S Valley View Dr now $370,000.

This one was under contract and the buyer fell through, so it's back on the market and the seller wants it sold this time.

It's a single level 3 bedroom, 2 bath house with a 2 car garage on a tree lined street a few steps from the community pool, hot tub, and park. Inside you get vaulted ceilings, skylights, a gas fireplace, and a primary suite with a walk in closet, and out back there's a fenced yard with a covered patio.

Somebody already picked this house once, and well under $400,000 for a clean, move in ready single level in one of the best spots in St George is not something you see every week, so go look at it before the next buyer does.

More info: https://www.stgeorge.realestate/property/26-275416/

Call me at 435-200-5508 to see it. Offered by Lance Clifford @ KW

09/17/2026

I walked through 524 S Indian Hills Dr Unit 100 on camera so you can see what the shade actually looks like before you drive over.

It's in St George, $430,000, 3 bedrooms, 2 baths, 1,819 square feet all on one level, on a corner lot at the end of a cul-de-sac.

Watch the walkthrough here and then call me at 435-200-5508

09/17/2026

People ask me constantly whether buying a house on a golf course here comes with golf. It does not, not anywhere in Washington County. What surprised me while checking every course this week: six of the fourteen courses within twenty miles are owned by a city, only two are private clubs, and the cheapest way to cut your green fees is an $80 loyalty card that runs on a Utah ID rather than your address.

Here is who owns each one and how you actually get on it.

Fourteen golf courses sit within 20 miles of St. George, Utah. Six are city owned, two are private clubs, and a fairway lot gets you none of them.